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HomeMy WebLinkAbout4.0_Sagemodern Live-Work Development_PA2018-232�EWPpRT o� e CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT r+� = August 8, 2019 C,�00.NP Agenda Item No. 4 SUBJECT: Sagemodern Live -Work Development (PA2018-232) Coastal Development Permit No. CD2018-105 Minor Site Development Review No. SD2018-006 Variance No. VA2018-007 SITE LOCATION: 502 and 504 West Balboa Boulevard APPLICANT: Sagemodern OWNER: 502 Balboa West Partners, LLC PLANNER: Chelsea Crager, Associate Planner 949-644-3227, ccrager@newportbeachca.gov PROJECT SUMMARY The applicant requests a coastal development permit and a minor site development review to demolish an existing two-story, mixed -use building and surface parking lot and construct two new live -work units. As part of the project, the applicant also requests approval of a variance to waive or modify Newport Beach Municipal Code (NBMC) Section 20.48.130 and allow reduction of the required 25-foot depth of nonresidential uses on the ground floor to a depth of 18 feet 4 inches. The project includes hardscape, landscape, and subsurface drainage facilities. The design complies with other applicable development standards. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Resolution No. PC2019-023 approving Coastal Development Permit No. CD2018-105, Minor Site Development Review No. SD2018-006, and Variance No. VA2018-007 (Attachment No. PC 1). 1 9 Sagemodern Live -Work Development (PA2018-232) Planning Commission, August 8, 2019 Pape 2 VICINITY MAP t O Y f.4 Y � f RAY in o �ggS • �' h h '� J � � -. �tsfw h y y1 ti �Y4 3 ry GENERAL PLAN ZONING RAY 4VF. W� 0 .M1. y'� by o 00 6BAIRUA BRANCH f ,T •�y o c� _ l� 0 100 8q�g�q B1V RAIR, a�Vo W _ r W LOCATION GENERAL PLAN ZONING CURRENT USE ON -SITE Mixed Use Vertical (MU-V) Mixed Use Vertical (MU-V) Two-story mixed -use structure Surface parking lot NORTH Multiple -Unit Residential RM Multiple -Unit Residential RM Parking structure SOUTH Single -Unit Residential Detached (RS-D) Single -Unit Residential (R-1 Single -unit residential dwellings EAST MU-V MU-V Restaurant WEST MU-V MU-V Commercial building 3 Sagemodern Live -Work Development (PA2018-232) Planning Commission, August 8, 2019 Page 3 INTRODUCTION Project Setting The site is located on the north side of West Balboa Boulevard, west of Island Avenue. The site consists of two rectangular lots totaling 4,200 square feet. The easterly lot (502 West Balboa Blvd.) is developed with a surface parking lot for the westerly lot (504 West Balboa Blvd. that is developed with a two-story, mixed -use structure. The first floor is currently a vacant retail space and a residential unit is located on the second floor. Primary access to both lots is from the public alley in the rear; however, 502 West Balboa Boulevard also allows for vehicular access from West Balboa Boulevard. The area includes residential, commercial, and mixed -use buildings. To the north is a parking structure serving the residents of nearby Bay Island. To the south across West Balboa Boulevard are single-family residences. To the east is a restaurant, My Galley. To the west is a commercial building with an art gallery, market, and office space. Project Description The applicant requests a coastal development permit and minor site development review to demolish existing improvements and to construct two, new live -work units. The first floor will of each building will be comprised of a four parking spaces (2 carports and 2 garage spaces), a 735 square foot commercial space, and acces to the residence above. The second floor and third floors of each building will be developed with a 2,093 square foot residential unit. As part of the new construction, the applicant requests a variance to allow a reduced depth of nonresidential floor area on the ground floor as noted previously. The proposed development would comply with all other required residential development standards, as summarized in Table 1 below. Table 1 — Development Standards Development Standard Standard j Proposed Setbacks min. Front street 0 feet 0 feet Rear(alley) 10 feet 23 feet 9 inches Sides 0 feet 0 feet Residential Floor Area (max.) 2,100 square feet 2,093 square feet Nonresidential Floor Area min. 735 square feet 735 square feet Nonresidential Depth min. 25 feet 18 feet 4 inches' Open Space (min.) 105 square feet 625 square feet Parking (min.) 2-car garage 2 open saces 2-car garage 1 2 open saces Height (max.) 26-foot flat roof 31-foot sloped roof 26-foot flat roof 31-foot sloped roof 1. Variance from nonresidential minimum depth requested. 15 Sagemodern Live -Work Development (PA2018-232) Planning Commission, August 8, 2019 Page 4 DISCUSSION Analysis General Plan7Local Coastal Program Land Use Categories The Land Use Element of the General Plan, as well as the Coastal Land Use Plan designate the site as Mixed Use Vertical (MU-V), which is intended to provide for the development of properties for mixed -use structures that vertically integrate housing with retail uses including retail, office, restaurant, and similar nonresidential uses. The proposed development is consistent with this designation as it would provide for two live - work units, which provide nonresidential commercial space on the first floor and residential living area on the second and third floors. Title 20 Planning and Zoning The project site is located within the Mixed Use Vertical (MU-V) Zoning District. Each of the lots are rectangular in shape (30 feet wide by 70 feet deep) with a lot area of 2,100 square feet. The MU-V zoning for the site allows one residential dwelling unit per lot and commercial uses based on the lot size. In this case, the applicant proposes one live -work unit on each lot, consistent with lot size and floor area requirements and limitations. Mixed use development of 1 to 4 units requires a Minor Site Development Review pursuant to NBMC Section 20.52.080 (Site Development Reviews). The MU-V zoning requires a minimum and maximum floor area for commercial use and a maximum floor area for residential use. The project meets floor area requirements as evidenced by the plans and summarized in Table 1. NBMC Section 20.48.110 (Mixed -Use Projects) requires 100 percent of the ground floor street frontage of mixed -use structures to be a minimum depth of 25 feet and shall be occupied by retail or other uses listed as allowed or conditionally permitted by the Zoning Code. In order to deviate from the required 25-foot-depth, the applicant seeks the approval of a variance pursuant to NBMC Section 20.52.080 (Variances). Site Development Review The Planning Commission must make the following findings in order to approve a site development review application: 1. Allowed within the subject zoning district; 2. In compliance with all of the applicable criteria identified subsection [20.52.080](C) (2) (c): i. Compliance with this Section, the General Plan, the Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; N Sagemodern Live -Work Development (PA2018-232) Planning Commission, August 8, 2019 Page 5 ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent development; and whether the relationship is based on standards of good design; iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; V. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi. The protection of significant views from public right(s)-of-way and compliance with Section 20.30.100 (Public View Protections 3. Not detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development; As demonstrated in the draft resolution (Attachment No. PC 1) and summarized in this report, staff believes the findings for approval can be made. The proposed live -work development is consistent with the MU-V zoning land use and zoning district designations as it is provides nonresidential uses on the ground floor and residential uses on the upper floors. The development will provide four parking spaces for each unit (two resident and two commercial spaces each) and will provide access from the existing public alley, improving circulation on West Balboa Boulevard. No public views exist through the site that could be impacted by development. As conditioned, the development is expected to be compatible with the surrounding mixed -use, commercial and residential uses nearby. Variance A variance is a request to waive or modify certain standards when, because of special circumstances applicable to the property (including location, shape, size, surroundings, topography, or other physical features), the strict application of the development standards otherwise applicable to the property denies the property owner privileges enjoyed by other property owners in the vicinity and in the same zoning district. In this case the required depth of the nonresidential floor area on the first floor is 25 feet. The purpose of this standard is to ensure a viable commercial space within a mixed -use or live/work building. The applicant is a reduced depth of 18 feet 4 inches due to limited lot size and depth. Pursuant to NBMC Section 20.52.090(F) (Variances — Findings and Decision), the Planning Commission must make certain findings in order to approve a variance. Staff believes sufficient facts exist to support the variance request and they are set forth in the draft resolution for project approval (Attachment No. PC 1). Below is a summary of facts in support of the required findings: 7 Sagemodern Live -Work Development (PA2018-232) Planning Commission, August 8, 2019 Page 6 1. There are special or unique circumstances or conditions applicable to the subject property (e.g., location shape, size, surroundings, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification. The development site consists of two lots that are each 30 feet wide by 70 feet deep with a lot area of 2,100 square feet. Pursuant to Table 2-10 (Development Standards for Vertical and Horizontal Mixed -Use Zoning Districts of the NBMC, the minimum lot area for newly subdivided lots in the MU-V Zoning District is 2,500 square feet with a minimum lot width of 25 feet. Each lot is therefore legal nonconforming with regard to lot area. Although the lots are conforming in width and are rectangular in shape, they are substandard in lot area due to the limited lot depth. The limited lot depth is the special or unique circumstance, conditions or property constraint when combined with parking requirements and rear alley setbacks that limits the depth of the commercial space. The depth of the lot, including required setbacks, drive aisles, and parking dimensions, are illustrated in Figure 1 below. ------ -- -- ------------------- -- ----------- r ZY J g�� e S f-u iw 2,a„tYi egC � e j I �w i e _.._o-_..__._•___ ___________________________ __________.____________- Pk,I Pkg.2 Pke.I Pkg.2 2 gS mz -Qy 6 p Pkg.3 Pkg.4 kg.3 Pkg.4 �Y 94 ul U w$ w nr z �w ZO w� n° wo mO �— 2z n0 F J Figure 1: Dimensions of alley, drive aisle, and parking spaces of the proposed development. 0 Sagemodern Live -Work Development (PA2018-232) Planning Commission, August 8, 2019 Page 7 The block where the property is located was originally subdivided in 1904. There are six other properties under identical zoning classification with similar lot dimensions and constraints in the same block; however, most are legal nonconforming and do not provide sufficient parking as required by the Zoning Code. The project proposes four parking spaces for each live -work unit and complies with minimum parking requirements, thereby leaving less space available to provide the 25-foot minimum depth for the nonresidential use on the first floor. 2. Strict compliance with the Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zoning classification. Strict compliance with the Zoning Code deprives the property of the ability to construct one new live -work unit per lot consistent with parking requirements. With the exception of the six lots in the same block also within the MU-V Zoning District, the nearest properties within the same zoning district are located approximately 1,500 feet to the east and are within the Balboa Village Parking Management Overlay District. Pursuant to the Parking Management Overlay regulations, new mixed -use developments, with some exceptions, are not required to provide nonresidential/customer parking and this parking requirement is not applicable to the subject property. The project provides two 18-foot deep customer parking spaces, including one accessible parking space in addition to the two required garage parking spaces for each dwelling unit, as shown in Figure 1 above. If customer parking for the nonresidential component of the development were not required, an additional 18 feet of lot depth would be available for the first floor to provide the required 25-foot depth required for the nonresidential floor area. Further, the majority of those lots in the vicinity within the Balboa Village Parking Management Overlay front on Balboa Boulevard and are 95 feet in depth, which provides ample lot depth to meet the required 25-foot depth for the nonresidential floor area and provide off-street parking. 3. Granting of the variance is necessary for the preservation and enjoyment of substantial property rights of the applicant. Without granting the variance to decrease the nonresidential depth in each live -work unit, the applicant could not construct a mixed -use development that provides required parking on the property, consistent with what the development regulations permit on other lots in the area. Per Zoning Code development standards, the applicant can construct a 3,150- square-foot mixed -use development, including garage parking for the residential component. This includes a minimum floor area ratio (FAR) of 0.35 (735 square feet) for the nonresidential component and a maximum FAR of 1.0 (2,100 square feet) for the residential component. The project meets the FAR requirements for the development, but due to the limited depth of the lot (70 feet) four -space per lot parking requirement, the development cannot not meet the 25-foot nonresidential depth requirement. The only alternative would be to waive either the 2-space commercial parking requirement or the 0 Sagemodern Live -Work Development (PA2018-232) Planning Commission, August 8, 2019 Page 8 2-space residential parking requirement. Waiving either parking requirement could potentially impact public access and staff does not recommend a parking waiver. Due to the property abutting a narrow 10-foot alley to the rear, the parking spaces must be set back 14 feet from the rear property line to provide a 24-foot-wide vehicle maneuvering aisle. After providing parking for four cars per lot, including two garage parking spaces for each residential unit and one accessible space on each lot, the resulting buildable depth on the ground floor allows a nonresidential depth of 18 feet 4 inches Unlike other MU-V properties located approximately 1,500 feet to the east located within the Balboa Village Parking Management Overlay District, no relief from nonresidential parking requirements is provided for the property. The project provides a total of four parking spaces, two in a garage and two open, for each live -work unit, consistent with the requirements of the Zoning Code. The provision of nonresidential parking, including an accessible space, is an unusual requirement when compared to nearby lots and restricts the area available on the first floor available to provide the minimum 25-foot depth. 4. Granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district. Approval of the variance request allows the applicant to develop two 2,834-square-foot live -work structures, each providing a two -car garage and two open parking spaces for guests/customers consistent with the MU-V zoning district regulations. The resulting development is comparable in size and height to what is allowed for other identically - zoned lots in the same block and provides more off-street parking than would be required for identically -zoned properties within the Balboa Village Parking Management Overlay District, located approximately 1,500 feet to the east. The request to decrease the nonresidential depth dimension below the minimum allowed by the Zoning Code is not a special privilege as the nonresidential FAR remains consistent with the requirements of the Zoning Code. The decrease in nonresidential dimension allows for four parking spaces to be provided for each live -work unit and does not grant more or less floor area than would be allowed or required for identically zoned properties in the vicinity. 5. Granting of the variance will not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood. The Zoning Code provides the flexibility in application of land use and development regulations through the variance review process. The variance procedure is intended to resolve practical physical hardships resulting from the unique topography and lot configurations that exist in the City and on this particular property. Due to shallow depth of the lot and proximity to a narrow alley, the nonresidential depth exception can be approved by the Planning Commission through this variance request. The resulting development is consistent with allowed uses and anticipated of the General Plan, Zoning 10 Sagemodern Live -Work Development (PA2018-232) Planning Commission, August 8, 2019 Page 9 Code and Local Coastal Program. The reduced commercial depth while maintaining the minimum nonresidential floor area will provide sufficient space for a viable commercial venture within a live/work building. 6. Granting of the variance will not be in conflict with the intent and purpose of this section, this Zoning Code, the General Plan, or any applicable specific plan. The subject property is designated for mixed use and the granting of the variance does not increase the density or floor area beyond what is planned for the area, and will not result in unplanned additional traffic, parking, or demand for other services. The proposed variance request provides the minimum nonresidential FAR of 0.35 despite the decreased nonresidential dimension. This is consistent with the intent of the MU-V Zoning District to provide areas appropriate for the development of mixed -use structures that vertically integrate residential dwelling units above the ground floor with retail uses including office, restaurant, retail, and similar nonresidential uses located on the ground floor or above. The decrease in nonresidential depth on the ground floor allows for adequate parking to be provided and for live -work units to be constructed, consistent with the intent of the MU-V General Plan Land Use Designation. Title 21 Local Coastal Program Implementation Plan The property is located within the Coastal Zone and a coastal development permit is required for the development of live -work structures. Although the project includes the request for a variance from the 25-foot nonresidential depth required by the Zoning Code, no such requirement exists in the Local Coastal Program Implementation Plan. The project site does not have any coastal resources on or adjacent to it as the area is completely developed. The site does not provide any form of public access and it is not located along the coast, it is an inland parcel not fronting Newport Harbor or the Pacific Ocean. No coastal views are present through the project site and the project is consistent with all applicable development standards provided in Title 21 that are intended to protect the visual quality of the coast and to protect coastal views. Summary Staff believes the project is consistent with Title 21 Local Coastal Program Implementation Plan as discussed in the analyses above and detailed in the draft resolution for approval. The proposed development is consistent with all land use designations for the site. Furthermore, staff believes the requested nonresidential depth for each live -work unit is compatible with the existing and expected development pattern of the area. The project provides the required nonresidential floor area and provides adequate parking for the live/work units. The proposed design will allow re -development consistent with the scale and floor area ratio allowed on other properties within mixed - use zoning districts throughout the Balboa Peninsula. 11 Sagemodern Live -Work Development (PA2018-232) Planning Commission, August 8, 2019 Page 10 Alternatives Staff recommends approval based on the required findings for approval of a coastal development permit, minor site development review, and variance; however, the following alternative actions are available for the Commission: 1. Should the Planning Commission determine that there are insufficient facts to support one or more of the findings for approval, the Planning Commission must deny the application and provide facts in support of denial to be included in the attached draft resolution for denial (Attachment No. PC 2). 2. The Planning Commission may suggest specific changes to the project design that are necessary to alleviate concerns. If any requested changes are substantial, the item should be continued to a future meeting to allow a redesign or additional analysis. Should the Planning Commission choose to do so, staff would return with a revised resolution incorporating new findings and/or conditions. Environmental Review This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the construction of limited numbers of new, small structures, including a two -unit dwelling. The project is the construction of two new live -work units located within the MU-V Zoning District. The exceptions to this categorical exemption pursuant to Section 15300.2 are not applicable. The project site does contain any biological resources as it has been previously developed. The site is adjacent to developed urban uses. There are no known environmental issues of a hazardous or critical nature. Development of the project will not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway (as it is not visible from one), is not a hazardous waste site, and is not identified as a historical resource. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all owners of property and residential occupants within 300 feet of the boundaries of the site (excluding intervening rights -of -way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. 12 Prepared by: Chelsea Crager Associate Planner ATTACHMENTS Sagemodern Live -Work Development (PA2018-232) Planning Commission, August 8, 2019 Page 11 Submitted by: jkcft2 Jim Campbell Deputy Community Development Director PC 1 Draft Resolution with Findings and Conditions PC 2 Draft Resolution for Denial PC 3 Applicant's Project Description and Justification PC 4 Project Plans \.Users lcerageraDowuloads%Staff Report Master Template (2).docx0l/12/10 1_f; 14 Attachment No. PC 1 Draft Resolution with Findings and Conditions 15 10 RESOLUTION NO. PC2019-023 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-105, MINOR SITE DEVELOPMENT REVIEW NO. SD2018-006, AND VARIANCE NO. VA2018-007 TO DEMOLISH AN EXISTING MIXED -USE BUILDING AND SURFACE PARKING LOT AND CONSTRUCT TWO (2) NEW LIVE -WORK UNITS LOCATED AT 502 AND 504 WEST BALBOA BOULEVARD (PA2018-232) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: �•Ala.Iire] VA'["&I 1. An application was filed by Gina Siciliano of Sagemodern ("Applicant') on behalf of 502 Balboa West Partners, LLC ("Owner"), with respect to property located at 502 and 504 West Balboa Boulevard and legally described as Lots 20 and 21 in Block 3 of East Newport, in the City of Newport Beach, County of Orange, State of California, as per map recorded in Book 3, Page 37 of Miscellaneous Maps, in the Office of the County Recorder of Orange County, California, APN No. 048-071-17, 048-071-18 ("Property"). 2. The Applicant requests a coastal development permit and a minor site development permit to demolish an existing two-story, mixed -use building and surface parking lot and construct two (2) new live -work units (`Project'). As part of the Project, the Applicant also requests approval of a variance to waive or modify Newport Beach Municipal Code ("NBMC) Section 20.48.130 and allow reduction of the required 25-foot depth of nonresidential uses on the ground floor to a depth of 18 feet 4 inches. 3. The Property is designated Mixed -Use Vertical (MU-V) by the General Plan Land Use Element and is located within the Mixed -Use Vertical (MU-V) Zoning District. 4. The Property is located within the coastal zone; therefore the Project is reviewed for compliance with Title 21 (Local Coastal Program Implementation Plan) of the NBMC, and a coastal development permit ("CDP") is required. The Coastal Land Use Plan category is Mixed Uses Vertical (MU-V) and it is located within the Mixed -Use Vertical (MU-V) Coastal Zone District. 5. A public hearing was held on August 8, 2019, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with California Government Code Section 54950 et seq. ("Ralph M. Brown Act') and Chapter 20.62 of the NBMC. Evidence, both written and oral, was presented to, and considered by, the Planning Commissioner at this hearing. 12-21-ton 27 Planning Commission Resolution No. PC2019-023 Pape 2 of 18 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. This Project is categorically exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15303 and Section 15315 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. The Class 3 exemption applies to apartments, duplexes, and similar structures designed for not more than six (6) dwelling units in urbanized areas. The proposed live -work development is consistent with all requirements of the Class 3 exemption, as it contains two (2) live -work units on two existing nonresidential sites. SECTION 3. REQUIRED FINDINGS. Coastal Development Permit In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program (LCP). Facts in Support of Finding: The Project complies with applicable residential development standards including, but not limited to, floor area ratios, setbacks, height, open space, and parking. a. The maximum gross floor area allowable for residential uses is 2,100 square feet (i.e., floor area ratio [FAR] of 1.0) per unit. The proposed gross floor area for residential use is 2,093 square feet per unit. b. The minimum gross floor area allowable for nonresidential uses is 735 square feet (i.e., FAR of 0.35) and the maximum allowable is 1,050 square feet (i.e., FAR of 0.50) per unit. The proposed gross floor area of the nonresidential use is 735 square feet per unit. c. The Project provides the minimum required setbacks, which are 10 feet along the rear property line abutting the alley. There are no minimum setbacks required for the interior side property lines or the front property lines along West Balboa Boulevard. The highest flat roof portion or railing is no more than 26 feet above the established grade for the purposes of measuring height. The highest ridge is no more than 31 feet above this grade. Therefore, the Project will comply with the maximum height requirements. IN Planning Commission Resolution No. PC2019-023 Pape 3 of 18 e. The Project includes parking spaces for each live -work unit by way of a two (2)-car garage. Two (2) additional open parking spaces per unit are provided to serve customers or visitors. Therefore, the Project will comply with the minimum parking requirements. 2. The immediate area is developed with predominately one (1)- and two (2)-level structures with a wide range of uses. To the north across the alley is a two (2)-level parking structure serving the private community of Bay Island, to the south across West Balboa Boulevard are primarily two (2)-story, single-family residences. The properties to the east and west along West Balboa Boulevard are predominantly developed with single-, two (2)-, and three (3)-story residential and nonresidential structures. Additionally, the Balboa branch of the Newport Beach Public Library is located to the east across Island Avenue. 3. The Project design includes second- and third -floor decks, which serve to set back the second- and third -floor living areas from the street. This feature serves to remove some of the massing keeping the Project at a pedestrian scale, which will help maintain compatibility with the neighborhood. 4. The Project has been designed such that it will be compatible with the scale of expected future development and is consistent with floor area ratio, height, bulk and massing requirements of the MU-V Coastal Zoning District. 5. The Property is separated from the beach by West Balboa Boulevard and two (2) rows of residential development. It is approximately 860 feet from the mean high tide line to the south and approximately 500 feet from the bay front to the northwest. The finish floor elevations of the first floor for the proposed structures are 9.26 and 9.30 feet based on the North American Vertical Datum of 1988 (NAVD88), which complies with the minimum 9.00-foot (NAVD 88) elevation standard for new structures. The identified distances from the coastal hazards areas coupled with the 9.00-foot (NAVD 88) finish floor elevation, will help to ensure the Project is reasonably safe for the economic life of the structures. 6. The Property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code ("CBC") and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 7. The Project design addresses water quality with a construction erosion control plan and a post -construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on -site. Any water not retained on -site is directed to the City's storm drain system. 19 Planning Commission Resolution No. PC2019-023 Pape 4 of 18 8. All proposed landscaping complies with Implementation Plan Section 21.30.075 (Landscaping) of the NBMC. A condition of approval is included that requires drought - tolerant species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the Project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Findinq: The Property is located on the Balboa Peninsula between the nearest public road and the sea. Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC, requires that the provision of public access bear a reasonable relationship between the requirement and the Project's impact and be proportional to the impact. In this case, the Project replaces an existing nonresidential structure and surface parking lot located on inland lots with two (2) new mixed -use structures. Although the Project involves a change in density and intensity from the existing condition, it is compliant with the allowable density and intensity for the site, as well as all applicable development standards of the MU-V Coastal Zoning District. The Project is not anticipated to result in a significantly increased demand on public access and recreation opportunities. Furthermore, the Project is designed and sited so as not to block or impede existing public access opportunities. 2. Vertical access to the bay front is available to the northeast and northwest along Island Avenue and Lindo Avenue, respectively. Vertical access to the beach is available to the southeast and southwest along Island Avenue and 6th Street, respectively. Lateral access along the beach is provided approximately 250 feet to the south along the public beach and paved West Ocean Front walk. Lateral access along the bay is also provided approximately 450 feet to the northwest along Buena Vista Boulevard. 3. The Property is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the Property and surrounding area did not identify any other public view opportunities. The Property may be located within the viewshed of distant public viewing areas. However, the Project is located on an inland lot and will replace an existing nonresidential structure with a new mixed -use structure that complies with all applicable LCP development standards and maintains a building envelope consistent with the existing and anticipated future neighborhood pattern of development. Therefore, the Project does not have the potential to degrade the visual quality of the coastal zone or result in significant adverse impacts to public views. 4. The Project will improve an underutilized property along the heavily -traveled West Balboa Boulevard corridor, which will in turn help to enhance the visual quality of the coastal zone for visitors and residents. 20 Planning Commission Resolution No. PC2019-023 Pape 5 of 18 5. The Project will close an existing driveway on West Balboa Boulevard. This closure may result in new on -street parking; and the driveway closure may reduce a potential traffic conflict point. Site Development Review In accordance with Section 20.52.080(F) (Site Development Reviews — Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: C. Allowed within the subject zoning district. Fact in Support of Finding: 1. The Property is located within the Mixed -Use Vertical (MU-V) Zoning District, which allows nonresidential uses and/or vertically -integrated mixed -use structures; where the ground floor is restricted to nonresidential uses along the street frontage. Residential uses are only permissible above the first floor. Each proposed live -work unit is comprised of a 735-square-foot nonresidential space on the ground floor with a single residential unit above. The nonresidential space and the residential unit share a common entry vestibule on West Balboa Boulevard. Pursuant to Table 2-8 (Allowed Uses and Permit Requirements), Chapter 20.22 (Mixed -Use Zoning Districts) of the NBMC, the proposed Project is allowed within the MU-V Zoning District. Finding: D. In compliance with all of the applicable criteria identified subsection [20.52.080](C)(2)(c): i. Compliance with this Section, the General Plan, the Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent development; and whether the relationship is based on standards of good design; iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas, iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; V. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi. The protection of significant views from public right(s)-of-way and compliance with Section 20.30.100 (Public View Protections). 21 Planning Commission Resolution No. PC2019-023 Pape 6 of 18 Facts in Support of Finding: 1. The Land Use Element of the General Plan designates the Property as Mixed -Use Vertical (MU-V), which is intended to provide for the development of properties for mixed -use structures that vertically integrate housing with nonresidential uses. A mixed - use development on a property designated MU-V shall have a maximum floor area to land area ratio (FAR) of 1.5; where a minimum of 0.35 and maximum of 0.50 FAR shall be allocated to nonresidential uses and a maximum of 1.0 FAR to residential uses. The proposed development is consistent with the General Plan designation in that: a. The proposed live -work units are designed as vertically -integrated mixed -use structures located on West Balboa Boulevard. The Project will be occupied by nonresidential uses on the ground floor and the residential uses will be located above the ground floor; and b. Each unit of the proposed development has 0.35 FAR for nonresidential uses; and 1.00 FAR for residential uses. Together, the Project has 1.35 FAR for mixed - use development. 2. The Project complies with the MU-V Zoning District development standards of FAR, building setbacks, public and private open spaces, building height, and parking. See Fact in Support of Finding A(1) above. A variance has been requested to allow for a lesser nonresidential depth on the ground floor and is addressed in Findings F through K (Variance Findings) below. 3. The Project consists of two (2) 3-story buildings with sloping roofs at approximately 31 feet in height. Each building will consist of one (1) live -work unit with approximately 735 square feet in nonresidential floor area and a 352-square-foot, two (2)-car garage on the first floor. The nonresidential space will share an entry vestibule with the residential floor area above at the second and third floors, which will total approximately 1,747 square feet. In addition to the two (2) garage parking spaces per unit, two (2) open parking spaces accessible from the public alley will be provided for customers and visitors, which is compliant with the live -work parking requirement. 4. The proposed design include modern coastal architecture consisting of complementary materials, large windows, building articulation and modulation to provide increased visual interest. The Project also includes an indoor garden on the first floor and open railing on decks and balconies that provide visual interest on a pedestrian scale. 5. The Property layout provides efficient vehicular access from an existing public alleyway located behind the subject properties, accessed from Island Avenue. Adequate pedestrian access to the building is provided from West Balboa Boulevard and the public alleyway. The Public Works Department has reviewed and approved the site plan, proposed improvements, and parking configuration subject to the conditions of approval. 22 Planning Commission Resolution No. PC2019-023 Pape 7 of 18 6. The Property is not located at or near a public viewpoint or corridor as identified in the General Plan Figure NR3 (Coastal Views); and therefore, is in compliance with Section 20.30.100 (Public View Protections) of the NBMC. See all Facts in Support of Finding B above. Finding: E. Not detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. Facts in Support of Finding: 1. The Project will comply with all Building, Public Works, and Fire Codes, as well as all City ordinances and conditions of approval. 2. The Project has been conditioned to ensure that potential conflicts with surrounding land uses are minimized to the extent possible to maintain a healthy environment for both businesses and residents and provides an architecturally pleasing project with articulation and building modulation 3. The Project includes a two (2)-car garage with two (2) guest/customer spaces for each live -work unit, which complies with parking requirements pursuant to Section 20.40.040 (Off -Street Parking) of the NBMC. 4. The Project design includes adequate common and private open spaces for the live - work units. Variance In accordance with Section 20.52.090(F) (Variances — Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: F. There are special or unique circumstances or conditions applicable to the subject property (e.g., location shape, size, surroundings, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification. Facts in Support of Finding: 1. The Property consists of two (2) lots that are each 30 feet wide by 70 feet deep with a lot area of 2,100 square feet. Pursuant to Table 2-10 (Development Standards for Vertical and Horizontal Mixed -Use Zoning Districts), Section 20.22.030 (Mixed -Use Zoning Districts General Development Standards) of the NBMC, the minimum lot area 23 Planning Commission Resolution No. PC2019-023 Pape 8 of 18 for newly subdivided lots in the MU-V Zoning District is 2,500 square feet with a minimum lot width of 25 feet. Each lot of the project site is therefore legal nonconforming with regards to lot area. 2. Although the lots are conforming in width and are rectangular in shape, they are substandard in lot area due to the limited lot depth. Since each lot is 30 feet wide, a depth of approximately 83 feet would be required to conform to lot area requirements, a 13-foot increase in lot depth beyond existing conditions. The Applicant requests a deviation of 6 feet 8 inches from the 25-foot minimum required depth for ground floor nonresidential depth, which is significantly less than this 13-foot difference. 3. The block where the Property is located was originally subdivided in 1904. There are six (6) other properties under identical zoning classification with similar lot dimensions and constraints in the same block; however, most are legal nonconforming and do not provide sufficient parking as required by Title 20 (Planning and Zoning) of the NBMC ("Zoning Code"). The Project proposes four (4) parking spaces for each live -work unit and complies with minimum parking requirements. 4. Due to the Property abutting a narrow 10-foot alley to the rear, the parking spaces must be set back 14 feet from the rear property line to provide a 24-foot-wide drive aisle. After providing parking for four (4) cars per lot, including two (2) garage parking spaces for each residential unit and one (1) accessible space on each lot, the resulting buildable depth on the ground floor allows a nonresidential depth of 18 feet 4 inches. Finding: G. Strict compliance with the Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zoning classification. Facts in Support of Finding: 1. Strict compliance with the Zoning Code deprives the Property of the ability to construct one (1) new live -work unit per lot. With the exception of the six (6) lots in the same block also within the MU-V Zoning District, the nearest properties within the same zoning district are located approximately 1,500 feet to the east and are within the Balboa Village Parking Management Overlay District. Pursuant to the Parking Management Overlay regulations, new mixed -use developments, with some exceptions, are not required to provide nonresidential/customer parking. The Project provides two (2) 18-foot-deep customer parking spaces, including one (1) accessible parking space in addition to the two (2) required parking spaces for each dwelling unit. If customer parking for the nonresidential component of the development were not required, an additional 18 feet of lot depth would be available for the first floor to provide the required 25-foot depth required for the nonresidential floor area. 2. The required 25-foot depth for nonresidential floor area unduly hinders the Applicant's ability to construct a live -work unit on each lot while providing the required parking Planning Commission Resolution No. PC2019-023 Pape 9 of 18 spaces. Although the six (6) lots within and same block and zoning designation are also 70 feet in depth, the majority of lots in the vicinity within the MU-V Zoning Designation are located approximately 1,500 feet to the east. The majority of those lots fronting West Balboa Boulevard are 95 feet in depth, which provides more ability to meet the required 25-foot depth for the nonresidential floor area and provide off-street parking. Finding: H. Granting of the variance is necessary for the preservation and enjoyment of substantial property rights of the applicant. Facts in Support of Finding: 1. Without granting the variance to decrease the nonresidential depth in each live -work unit, the Applicant could not construct a mixed -use development that provides required parking on the Property, consistent with what the development regulations permit on other lots in the area. Per Zoning Code development standards, the Applicant can construct a 3,150-square-foot mixed -use development, including garage parking for the residential component. This includes a minimum FAR of 0.35 (735 square feet) for the nonresidential component and a maximum FAR of 1.0 (2,100 square feet) for the residential component. The Project meets the FAR requirements for the development, but due to the unusually shallow dimensions of the lots and the four (4)-space per lot parking requirement, the development does not meet the 25-foot nonresidential depth requirement. 2. The Applicant proposes live -work structures which requires fewer parking spaces than other mixed -use developments with fully separated residential and nonresidential components. The parking requirement for a project of the same floor area, not designed as a live -work project, would require one (1) additional parking space and would require a parking waiver. The Applicant has therefore designed the Project appropriately as a live -work project on the Property, consistent with the intent of the MU-V Zoning District. 3. The required 25-foot nonresidential dimension constitutes an infringement on the Applicant's right to develop the Property. Due to the Property abutting a narrow 10-foot alley to the rear, the parking spaces must be set back 14 feet from the rear property line to provide a 24-foot-wide drive aisle. After providing parking for four (4) cars per lot, including two (2) garage parking spaces for each residential unit and one (1) accessible space on each lot, the resulting buildable depth on the ground floor allows a nonresidential depth of 18 feet 4 inches. 4. Unlike other MU-V properties located approximately 1,500 feet to the east located within the Balboa Village Parking Management Overlay District, no relief from nonresidential parking requirements is provided for the Property. The Project provides a total of four (4) parking spaces, two (2) in a garage and two (2) open, for each live -work unit, consistent with the requirements of the Zoning Code. The provision of nonresidential parking, including an accessible space, is an unusual requirement when compared to nearby lots and restricts the area available on the first floor available to provide the 25 Planning Commission Resolution No. PC2019-023 Paqe 10 of 18 minimum 25-foot depth. Finding: 1. Granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district. Facts in Support of Finding: 1. Approval of the Variance request allows the Applicant to develop two (2) 2,834-square- foot live -work structures, each providing a two (2) car garage and two open parking spaces for guests/customers consistent with the MU-V Zoning District regulations. The resulting development is comparable in size and height to what is allowed for other identically -zoned lots in the same block and provides more off-street parking than would be required for identically -zoned properties within the Balboa Village Parking Management Overlay District, located approximately 1,500 feet to the east. 2. The request to decrease the nonresidential dimension below the minimum allowed by the Zoning Code is not a special privilege as the nonresidential FAR remains consistent with the requirements of the Zoning Code. The decrease in nonresidential dimension allows for four (4) parking spaces to be provided for each live -work unit. Finding: J. Granting of the variance will not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood. Facts in Support of Finding: 1. Due to the development of the lots and the proposed vehicular access via the alley, the Project includes the closure of an existing driveway on West Balboa Boulevard. This has the potential to improve street parking and circulation near the West Balboa Boulevard/Island Avenue intersection and reduce a point of potential traffic conflict. 2. The reduced nonresidential depth dimension will not appear out of character with the neighborhood and will not be visible to passersby. The Project design complies with the required floor area, height, setbacks and parking requirements. The decreased nonresidential dimension allows for four (4) parking spaces to be provided for each live - work unit, including a two (2)-car garage for each unit and an accessible parking space on each lot. 3. Even with the reduced nonresidential depth dimension, the Project will still provide the minimum floor area and space adequate in size for the commercial portion of the live - work development to conduct business. 20 Planning Commission Resolution No. PC2019-023 Paqe 11 of 18 4. The proposed design is a three (3)-story structure located in a neighborhood with a wide range of uses and a mix of single, two (2)- and three (3)-story structures. The design maintains a bulk and scale that is consistent with other allowable and constructed development on typical lots in the surrounding area. 5. The Development is required to maintain a 24-foot drive aisle in the rear, including the public alley, and to provide two (2) open parking spaces for customers/visitors of the nonresidential component of the project. The Project is also required to maintain each two (2)-car garage available for parking of vehicles and to comply with all other applicable development standards. 6. Granting of the Variance to allow a decreased nonresidential dimension will not be detrimental to the on -street parking situation in the area. The proposed Project includes a two (2)-car garage and two (2) off-street open parking spaces for each live -work unit, and includes the closure of an existing driveway on West Balboa Boulevard. Finding: K. Granting of the variance will not be in conflict with the intent and purpose of this section, this Zoning Code, the General Plan, or any applicable specific plan. Facts in Support of Finding: 1. Granting the Variance request would not increase the density beyond what is planned for the area, and will not result in a substantial amount of additional traffic, demand on public parking, or demand for other services. 2. The decrease in nonresidential depth on the ground floor allows for adequate parking to be provided and for live -work units to be constructed, consistent with the intent of the MU-V General Plan Land Use Designation to provide for the development of properties with for mixed -use structures that vertically integrate with retail uses including retail, office, restaurant, and similar nonresidential uses. 3. The proposed Variance request provides the minimum nonresidential FAR of 0.35 despite the decreased nonresidential dimension. This is consistent with the intent of the MU-V Zoning District to provide areas appropriate for the development of mixed -use structures that vertically integrate residential dwelling units above the ground floor with retail uses including office, restaurant, retail, and similar nonresidential uses located on the ground floor or above. 4. The Property is not located within a specific plan area, therefore, no additional findings of conformity with a specific plan are required. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 27 Planning Commission Resolution No. PC2019-023 Paqe 12 of 18 1. The Planning Commission of the City of Newport Beach hereby finds the Project is categorically exempt from the California Environmental Quality Act pursuant to Section 15303 and Section 15315 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. The Planning Commission of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-105, Minor Site Development Review No. SD2018- 006, and Variance No. VA2018-007, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 3. This action shall become final and effective fourteen (14) days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 8T" DAY OF AUGUST, 2019. AYES: NOES: ABSTAIN ABSENT: �y'F]li BY: Secretary m Planning Commission Resolution No. PC2019-023 Paqe 13 of 18 EXHIBIT "A" CONDITIONS OF APPROVAL (Project -specific conditions are in italics) Planning Division The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval, except as modified by applicable conditions of approval. 2. Coastal Development Permit No. CD2018-105, Minor Site Development Review No. SD2018-006, and Variance No. VA2018-007 shall expire unless exercised within twenty- four (24) months from the date of approval as specified in Section 20.54.060 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 3. A total of two (2) garage on -site parking spaces and two (2) open on -site parking spaces for each live -work unit shall be provided and maintained accessible for parking of vehicles at all times. 4. Prior to certificate of occupancy, the Applicant shall record a deed restriction stating that the commercial spaces located on the ground floors shall not be leased and/or occupied separately from the above residential units. 5. Access between the upper-floorresidential area and the first -floor commercial space of the live -work units shall be maintained at all times. 6. At the issuance of building permits. a Fair Share Traffic fee shall be paid for the change in land use consistent with the fee schedule in effect at the time of issuance. 7. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. No demolition or construction materials shall be stored on public property. 8. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 9. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 29 Planning Commission Resolution No. PC2019-023 Paqe 14 of 18 10. Debris from demolition shall be removed from work areas each day and removed from the Project within twenty-four (24) hours of the completion of the Project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 11. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 12. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 13. Prior to the issuance of any building permit, the Applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought -tolerant plantings, non- invasive plant species and water -efficient irrigation design. The plans shall be approved by the Planning Division. 14. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 15. The Applicant is responsible for compliance with the Migratory Bird Treaty Act ("MBTA"). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to the MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 16. The Project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 30 Planning Commission Resolution No. PC2019-023 Paqe 15 of 18 17. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 18. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Site Development Review or the processing of a new Site Development Review. 19. A copy of the Resolution, including conditions of approval Exhibit "A," shall be incorporated into the Building Division and field sets of plans prior to issuance of building permits. 20. Prior to issuance of any building permit, the Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Site Development Review file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this action and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 21. The site shall be in compliance with Section 20.30.070 of the NBMC. If in the opinion of the Community Development Director, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources, the Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 22. All noise generated by the Project shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the NBMC. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher: Between the hours of 7 a.m. and 10 p.m. Between the hours of 10 p.m. and 7 a.m. Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 23. Should the Property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 24. Construction activities shall comply with Section 10.28.040 of the NBMC, which restricts hours of noise -generating construction activities that produce noise to between the 31 Planning Commission Resolution No. PC2019-023 Paqe 16 of 18 hours of 7 a.m. and 6:30 p.m., Monday through Friday. Noise -generating construction activities are not allowed on Saturdays, Sundays or Federal Holidays. 25. All trash shall be stored within the designated areas as approved by Community Development Department and screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. 26. The Applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements) of the NBMC. 27. Storage outside of the building, in the front, side or at the rear of the property shall be prohibited. 28. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Sagemodern Live -Work Development including, but not limited to Coastal Development Permit No. CD2018-105, Minor Site Development Review No. SD2018-006, and Variance No. VA2018-007. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by Applicant, City, and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The Applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Fire Department 29. The live -work unit limitations shall apply as per California Building Code ("CBC') Section 419.1.1. 30. Fire sprinklers shall be provided as per California Fire Code ("CFC') Section 903.2.8. 31. A fire alarm system shall be provided as per CFC Section 907.2.9. 32. Single- or multiple -station smoke alarms shall be installed and maintained in Group R-2 occupancies at all of the following locations: 32 Planning Commission Resolution No. PC2019-023 Paqe 17 of 18 A. On the ceiling or wall outside of each separate sleeping area in the immediate vicinity of bedrooms. B. In each room used for sleeping purposes. C. In each story within a dwelling unit. Buildinq Division 33. The Applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City - adopted version of the CBC. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 34. Prior to the issuance of grading permits, a Geotechnical Report shall be submitted for the review and approval by the Building Division. Public Works 35. All improvements shall be constructed as required by Ordinance and the Public Works Department. 36. Plug unused driveway approach along West Balboa Boulevard frontage. New sidewalk, curb and gutter shall be installed per City Standard. 37. Curb drains shall be installed per City Standard STD-148-L. 38. No above ground improvements shall be installed within the proposed 14-foot rear alley setback. 39. The commercial and residential spaces shall be served by its individual water service and sewer service. Each water meter and sewer cleanout shall be installed with a traffic - grade box and cover. Water meter and sewer cleanout shall be located within the public right-of-way. 40. An encroachment permit is required for all work activities within the public right-of-way. 41. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right-of-way could be required at the discretion of the Public Works Inspector. 42. All on -site drainage shall comply with the latest City Water Quality requirements. 43. All unused water services to be abandoned shall be capped at the main (corporation stop) and all unused sewer laterals to be abandoned shall be capped at property line. If the sewer line to be abandoned has an existing cleanout, abandonment shall include 33 Planning Commission Resolution No. PC2019-023 Paqe 18 of 18 removal of the cleanout riser, the 4TT box at the wye. Sewer lateral shall then be capped where the wye used to be. 44. No structural encroachments, including but not limited to foundations, are permitted within the public right-of-way or easement areas. 45. No above -ground projections into the right of way shall be permitted. 46. Reconstruct all damaged or broken curb, gutter, sidewalk or street along the West Balboa Boulevard frontage. Reconstruct all damaged or broken alley panels along the alley frontage. M Attachment No. PC 2 Draft Resolution for Denial 35 3o RESOLUTION NO. PC2019-023 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, DENYING COASTAL DEVELOPMENT PERMIT NO. CD2018-105, MINOR SITE DEVELOPMENT REVIEW NO. SD2018-006, AND VARIANCE NO. VA2018-007 TO DEMOLISH AN EXISTING MIXED -USE BUILDING AND SURFACE PARKING AND CONSTRUCT TWO (2) NEW LIVE -WORK UNITS LOCATED AT 502 AND 504 WEST BALBOA BOULEVARD (PA2018-232) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: [6yx 91010 SE&9rG 01LTA 1:1.rr•]011111yGNl1601 An application was filed by Gina Siciliano of Sagemodern ("Applicant') on behalf of 502 Balboa West Partners LLC ("Owners"), with respect to property located at 502 and 504 West Balboa Boulevard and legally described as Lots 20 and 21 in Block 3 of East Newport, in the City of Newport Beach, County of Orange, State of California, as per map recorded in Book 3, Page 37 of Miscellaneous Maps, in the Office of the County Recorder of Orange County, California, APN No. 048-071-17, 048-071-18 ("Property"). 2. The Applicant requests a coastal development permit and a minor site development permit to demolish an existing two-story mixed -use building and surface parking and construct two (2) new live -work units ("Project'). As part of the Project, the Applicant also requests approval of a variance to waive or modify Newport Beach Municipal Code ("NBMC") Section 20.48.130 and allow reduction of the required 25 foot depth of nonresidential uses on the ground floor to a depth of 18 feet 4 inches. 3. The Property is designated Mixed -Use Vertical (MU-V) by the General Plan Land Use Element and is located within the Mixed -Use Vertical (MU-V) Zoning District. 4. The Property is located within the coastal zone; therefore the Project is reviewed for compliance with Title 21 (Local Coastal Program Implementation Plan) of the NBMC, and a coastal development permit ("CDP") is required. The Coastal Land Use Plan category is Mixed Uses Vertical (MU-V) and it is located within the Mixed -Use Vertical (MU-V) Coastal Zone District. 5. A public hearing was held on August 8, 2019, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with California Government Code Section 54950 et seq. ('Ralph M. Brown Act') and Chapter 20.62 of the NBMC. Evidence, both written and oral, was presented to, and considered by, the Planning Commissioner at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 12-21-ton 3�t Planning Commission Resolution No. PC2019-023 Paqe 2 of 3 This Project is exemptfrom the California Environmental Quality Act ("CEQA") pursuant to Section 15270 of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3. Projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. REQUIRED FINDINGS. Coastal Development Permit In reviewing a coastal development permit, the review authority must make the findings in NBMC Subsection 21.52.015(F) (Coastal Development Permits — Findings and Decision). In this case, the Planning Commission is the review authority and has determined the Coastal Development Permit cannot be granted for the following reasons: Minor Site Development Review In reviewing a minor site development review, the review authority must make the findings in NBMC Subsection 20.52.080(F) (Site Development Reviews — Findings and Decision). In this case, the Planning Commission is the review authority and has determined the Minor Site Development Review cannot be granted for the following reasons: Variance In reviewing a variance, the review authority must make the findings in NBMC Subsection 20.52.090(F) (Variances — Findings and Decision). In this case, the Planning Commission is the review authority and has determined the Variance cannot be granted for the following reasons: SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Planning Commission of the City of Newport Beach hereby denies Coastal Development Permit No. CD2018-105, Minor Site Development Review No. SD2018- 006, and Variance No. VA2018-007. 2. The Variance and Minor Site Development Review action shall become final and effective fourteen (14) days following the date this Resolution was adopted, unless within such time an appeal is filed with the City Clerk in accordance with the provisions of NBMC Title 20 Planning and Zoning. 32 Planning Commission Resolution No. PC2019-023 Pace 3 of 3 3. The Coastal Development Permit action shall become final and effective fourteen (14) days following the date this resolution was adopted unless within such time an appeal or call for review is filed with the City Clerk in accordance with the provisions of the NBMC Title 21 Local Coastal Implementation Plan. Final action taken by the City may be appealed to the Coastal Commission in compliance with NBMC Section 21.64.035 and Title 14 California Code of Regulations, Sections 1311 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 8T" DAY OF AUGUST, 2019. AYES: NOES: ABSTAIN ABSENT: BY: Chair , Secretary 39 40 Attachment No. PC 3 Applicant's Project Description and Justification KIM 42 sagemodern 11 502 & 504 West Balboa Blvd - Live/Work Units Newport Beach, CA Project Description and Justification The proposed redevelopment project for 502 & 504 W. Balboa Blvd replaces an existing mixed -use building at 504 and asphalt parking lot at 502 with two separate three-story live/work units. This small mixed -used zone on Balboa Boulevard is nestled amongst primarily residential zones, providing neighborhood -oriented businesses to compliment the more visitor -oriented business located at nearby Balboa Village. The proposal intends to add additional ground floor, neighborhood -oriented business and two residential units on the upper levels, as well as eight parking spaces accessed from the alley for use by the live/work units. One additional public street space will be created by replacing a curb cut on Balboa with new sidewalk. The project seeks to comply with all zoning requirements, as well as meeting the criteria of the Newport Beach General Plan and Local Coastal Program Implementation Plan while complementing the existing surrounding neighborhood character and uses. Existing Conditions - see A901 for a photo and A000 for a plan of the existing conditions The two lots are on a block consisting of eight 'Mixed -Use Vertical' (MU-V) lots and, two '2-Unit Residential' (R-2) lots (located at the far end of the block). Directly to the north and across the alley from the proposed projects is a large lot zone 'RM 70 Anomaly' serving as a parking structure designated for Bay Island resident only parking. The parking structure does not have an entrance/exit onto the adjoining alley. The lots adjacent the parking structure and spanning the remainder of that block are zoned R-2. Across Island Avenue is the Balboa Branch Library and Fire Department. To the south of the sites, across Balboa Boulevard and the majority of the other surrounding neighborhood blocks, are '1-Unit Residential' (R-1) zoned parcels. The lots are approximately 700' south and 600' southeast of the Newport Bay water line and approximately 800' northeast of the Pacific Ocean (see page 5 of Geotechnical Report). The sites are not directly connected to any coastal waters, public access or recreation areas, and any environmentally sensitive habitats. 504 Balboa is currently an unoccupied, mixed -use building. It is comprised of a single -story, 1100 sf retail space with the main entrance on W. Balboa Blvd and an unoccupied second -story residence (approximately 700sf) with the entrance on to the adjacent parking lot (502 Balboa). 502 Balboa is currently a six space parking lot, providing parking for 504 retail and residence. The parking lot has a drive entrance from the alley and a drive exit with curb cut directly onto Balboa Boulevard West. There is an OCTA Bus stop at this drive exit on Balboa Boulevard West. The site adjacent to the parking lot at the corner of Balboa and Island Ave (500 Balboa W) is an existing cafe with outdoor seating on the Balboa side and two parking spaces on the alley side. Adjacent to 504 (506 & 508 Balboa) contains three ground floor commercial spaces, with no apparent on -site parking. The MU-V zoning designation was established for these lots, as well as the six others on the block (506-514 Balboa Blvd W), in 2010 via an Amendment to the 2006 General Plan, changing them from FIT designation to MU-V. Each of these eight lots are approximately 2100 sf, 30' wide and 70' deep (from Balboa to the alley). The current development standards for newly created MU-V lots require a 601 4th Street #129 1 San Francisco, CA 1 94107 1 sagemodern.com sagemodern 12 minimum lot area of 2500 sf and minimum width of 25' (20.22.030, Table 2-10). These lots are therefore 400 sf under the minimum area and 30' less in length (2500sf min area / 25' min width = 100' min length) than any newly created MU-V lot in Newport Beach. Additionally, the alley behind the lots is only 10' wide. Other MU-V lots on Balboa Pennisula exist primarily within the Balboa Village Parking Management Overlay District (PM-1) established by the Local Coastal Program Implementation Plan, which generally reduces the amount of on -site parking required for non-residential uses. Other than the block consisting of this proposal and outside the Parking Management Overlay district, there exist only five other MU-V lots in Newport Beach, two of which are much larger than the current development standard minimum and are very different in their surrounding conditions (3363 Via Lido and 6904 Coast Highway West). The remaining three sites (6908-6936 Coast Highway West), are similar in size to the eight on W Balboa Boulevard (500-514). These three were similarly changed to MU-V in 2011. Of these eleven lots (three on Coast Highway West and eight on Balboa Boulevard West) with the MU-V designation, no parking overlay, and dimensions less than required for any newly created lots, none have been redeveloped since their zoning designation was changed in 2010-2011. These eleven lots will all have similar limitations on development opportunities as the planned development of 502 & 504 Balboa West. Proposal The proposed redevelopment of lots 502 and 504 seeks to revitalize two under-utilized properties on Balboa Pennisula, providing neighborhood -oriented businesses and two new residences to complement the surrounding neighborhood. The two lots have been designed as live/work units, allowed per Newport Beach Zoning Code, 20.22.020 for MU-V zones and by the Local Coastal Program Implementation Plan (LCP), 21.22.020. Enhancing this mixed use block helps to connect the pedestrian oriented districts along the peninsula by adding neighborhood oriented businesses between McFadden Square and Balboa Village. The ground floor of each unit will contain 735 sf of commercial space, the minimum allowed by code (FAR minimum .35, maximum .50), as well as two in - garage parking spaces for the residence and two uncovered guest/customer parking spaces behind the garage, all of which will be accessed from the alley side, consistent with surrounding neighborhood (Zoning Code 20.22.030 and LCP 21.22.030). One of the guest/customer parking spaces will be a van accessible space with an accessible aisle as required by CBC, Chapter 11 B. The accessible aisle doubles as the rear entrance, ensuring it stays clear at all times. The ground floor also contains a minimum of 32 sf for trash enclosure per unit as required by Newport City Code. A 2100 sf (FAR maximum 1.0) residential unit occupies the second and third level on each lot and is open directly to the commercial spaces below via an open stair and a garden atrium space. The intent is for the owner/tenant to occupy both the residence and the commercial space, the two cannot be leased separately. The ground level commercial space is ideal for a small professional office or small retail space owned and operated by the same occupant living in the residence above. This allows the tandem nature of the guest/residential parking to function, in that the owner/tenant of the residential unit will also be in control of the commercial space and will pass through the commercial space to access the garage. In this way, any guest or customer who may be parked behind the garage spaces can easily be located by the occupant of the residence should they need to move their car to or from the garage. The live/work unit is also limited by the building code to five nonresidential workers or employees allowed to occupy the nonresidential area at any one time. This, along with the small square footage, will limit the amount of occupants in the space and utilizing the guest/customer 601 4th Street #129 1 San Francisco, CA 1 94107 1 sagemodern.com sagemodern 13 parking. In addition to the eight total space (four per unit) provided at alley side of the project, eliminating the existing curb cut and exit onto Balboa Boulevard adds an additional public street parking space on Balboa as well as making the sidewalk continuous. Eliminating the curb cut makes the sidewalk safer and more accessible by keeping car traffic at the street intersections rather than mid -block, as is consistent with the rest of the neighborhood. Likewise, eliminating the curb cut makes for a safer OCTA bus stop. The residential portion of the project is designated R-2 occupancy and the commercial space is designated B occupancy (accessory to R-2) per 2016 CBC, Chapter 3. The live/work unit complies with 2016 CBC Chapter 4, Section 419 LIVE/WORK UNITS, as well as requirements of Newport Zoning Code, 20.22.030 "Mixed -Use Zoning Districts General Development Standards" and LCP 21.22.030 "Mixed -Use Coastal Zoning Districts General Development Standards". See summary of development standards below: DEVELOPMENT STANDARDS FAR Non-residential requirement: Residential requirement: BUILDING SETBACKS (min) Front: Sides: Rear (adjoining an alley): ALLOWED:.35 (min) to .5 (max) (735 sf to 1500 so PROPOSED:.35 (735 sf) ALLOWED: 1.0 (max) (2100 so PROPOSED: 1.0 (2093 sf) 0' 0' 10, PROPOSED: 23'-9" HEIGHT REQUIREMENTS (max above established grade) Flat roof and/or railings; ALLOWED: 26' PROPOSED: 23'-1" Sloped Roof 3:12 or greater: ALLOWED: 31' PROPOSED: 31' PRIVATE OPEN SPACE REQUIRED: 5% of gross floor area per unit (105 sf min.) PROPOSED: 625 sf (Roof Deck) PARKING (Newport Beach Zonina Code. 20.40 & LCP. 20.40 Parking setback from alley: 5' (PROPOSED: 14') Required for Live/Work Units: 2 per unit in a garage, plus 2 for guest/customer parking Min. Standard Space Requirements: 17' x 8'6" min. (PROPOSED:18'x9') Min. Van Accessible Space (per CBC,CH 11 B) = 18' x 12' w/ 5' aisle OR 18'x 9' w/ 8' aisle (PROPOSED: 18'x9' w/ 8' wide aisle) 601 4th Street #129 1 San Francisco, CA 1 94107 1 sagemodern.com iRM sagemodern 14 In complying with the required Newport Beach Zoning and Local Coastal Program development standards and parking requirements, and after numerous discussions and parking iterations with Newport Beach Public Works Department, it has become apparent it is impossible to also comply with a portion of the Newport Beach Zoning Code - "Standards for Specific Land Use for Mixed -Use Projects" (20.48.130.C): "Nonresidential Uses Required on Ground -Floor. All of the ground floor street frontage shall be a minimum depth of twenty-five feet and shall be occupied by retail and nonresidential uses... ". The proposal provides two parking spaces for each residence in each garage and two guest/customer spaces behind the garages. One of those guest/customer spaces required to be van accessible and therefore 18' minimum in length. In discussions with public works, it was determined that a 24' drive aisle would be required behind those guest spaces if they are each a minimum of 9' wide (as opposed to the minimum of 8'6"). 10' of that drive aisle will be the existing alley. That puts the 18' long parking spaces 14' from the rear property line (the required parking setback is 5') with the garage at the minimum 19' interior depth, that leaves approximately 18'-4" to the front property line. Therefore, it is not possible to comply with the 25' minimum depth of the ground floor non-residential space and provide the parking required by the Zoning Code and LCP Implementation Plan (SEE DIAGRAM BELOW). The reduced depth in the commercial space will be mitigated by the units live/work function, in that the commercial space cannot be rented separately from the living space above and is limited to five non-residential employees at anytime (CBC 419.1.1), thus naturally limiting the size of the business occupying the space. A variance to the Newport Beach Zoning Code is being requested to reduce the minimum depth of the ground floor non-residential space from 25' to 18'-4". Note this is not a variance to the LCP Implementation Plan, as the 25' requirement does not exist in the Plan. 601 4th Street #129 1 San Francisco, CA 1 94107 1 sagemodern.com 40 sagemodern 15 (E)PARKING STRUCTURE o- __e-____.__._ J� Q a W � N a t a w rrEz nn mZ 6 U As described in the "Existing Conditions" Section above, there are only eleven MU-V lots of similar size and condition existing in Newport Beach without a Parking Management Overlay, which reduces the on -site parking requirements. None of the eleven lots have been redeveloped since the current zoning conditions have been in place. Since there is no Parking Management Overlay providing additional off -site parking in this area, reducing the on -site parking for these units would deprive the residents and their customers and guests the convenience that is allotted for other mixed -use developments in the city. To reduce the on -site parking requirement for these lots would require eliminating the residential portion of the proposal. This would result in commercial only uses limited to 601 4th Street #129 1 San Francisco, CA 1 94107 1 sagemodern.com 47 sagennodern 16 two parking spaces. A commercial only proposal essentially eliminates a housing unit for the City of Newport (removing the existing unit), rather than adding two new units as in this proposal. In the current California housing crisis, it would be unfortunate to obstruct the building of two units of new housing in a highly desirable, walking and bike -friendly location, on an OCTA Bus line. Additionlly, live/ work units can be very beneficial to small business owners, eliminating the need to rent separate office or retail space, creating potentially commute -free living for the owner/operator. Live/work uses can also benefit street life by generating more street level activity both during business hours and on nights and weekends. If the site was to be developed as purely commercial, the required parking aisle combined with the limited length, could also greatly limit the size and/or type of commercial permitted. For example an office (Business, Corporate, General or Governmental) which is permitted by right in a MU-V district (20.22.020), on this site could be limited to 500 net sf due to being limited to two parking on the site. Granting of the variance to reduce the interior depth of the commercial space on the ground floor does not constitute a grant of special privilege for this property. The non-residential space maintains the minimum area requirements, consistent with the MU-V district, and provides the required amount of on -site parking. The reduction only affects the interior depth of the commercial space. Being a live/ work unit with the intent of containing a smaller, more local business, the reduced size will not have a drastic negative affect on the use of the space or any of the surrounding properties or neighbors. Developing these lots as mixed -use units with the required parking on the alley side of the site allows this block to be more fully utilized, creating a safer, more accessible sidewalk, stitching the fabric of the block back together. Design Specifics Per the Newport Beach General Plan, the planned development of 502 & 504 W Balboa has taken direction primarily from LU 5.3 "Mixed -Use Districts and Neighborhoods" as well as LU 5.1 "Residential Neighborhoods" being that this is a small mixed -use grouping set in a predominately residential neighborhood. The limited length of the lots and narrow alley requires the buildings, and particularly the ground floor commercial space, to be pushed directly against the public sidewalk on Balboa. The design seeks to modulate and break down the facade at the ground level by creating a glass atrium space to one side and a more solid wood box set back by a street planter that doubles as water catchment for the balcony above. The entrance, centered in the facade, is set back to create separation as well as clearly delineate the entry. This, in addition to removing the curb cut/driveway and creating a continuous sidewalk, as more typical in the neighborhood, seek to improve the pedestrian experience on the block, a goal stated in the Coastal Land Use and Development Plan. The live/work aspect of the project should also generate additional pedestrian traffic on the sidewalk during various times during the day. In addition to the ground floor facade, the residential unit above is set back from the sidewalk by way of a balcony and the glass atrium space extending through the second level. This gives the resident a bit of privacy and separation from the street while also breaking down the massing of the overall building, reflecting the smaller scale of the surrounding residential neighborhood. 601 4th Street #129 1 San Francisco, CA 1 94107 1 sagemodern.com M sagemodern 17 Each live/work unit consists of a two-story glass interior garden space facing onto Balboa helping to define the entrance of the commercial space, as well has providing screening and physical separation for the occupants from the sidewalk, since the building is necessarily pushed right to the front property line. The two-story side of the building is topped with a landscaped roof deck, allowing outdoor living space, rain water collection, and views to the ocean. The landscape plan has been designed to ensure no invasive species will be planted and will be in compliance with the Water Efficient Landscape Ordinance. A Construction Pollution Prevention Plan and Post Development Runoff plan have been developed in order to prevent and adverse water or hydrological impacts to Newport Bay or the Pacific Ocean. The flanking side of each building is more solid and reaches to the third story with a 3:12 pitch roof allowing it to reach maximum roof height. This more solid portion the building attempts to pull away from the sidewalk, to provide some relief and variety of the fagade on the Balboa side. A small balcony on the second level gives the residence a space with a direct connection to the street life on Balboa, similar to the front yard condition seen in houses in the surrounding residential neighborhood. Being nestled between Balboa Boulevard West and a 2-story parking structure and at such a distance from both the Bay and the Ocean, the proposal does not impede any views to or from the coastal waters. 601 4th Street #129 1 San Francisco, CA 1 94107 1 sagemodern.com 4q 50 Attachment No. PC 4 Project Plans 51 52 IU_v IM0.50 % Attachment No. PC 4 - Project Plans DRAWING SYMBOLS .-A- ABBREVIATIONS AN A. AM NN AA AAAAN SHEETINDEX CODE BASIS GENERALNOTES A. 502 / 504 BALBOA WEST 502 & 504 BALBOA BLVD WEST NEWPORT BEACH, CA tiYK4]1 TA- Al1lT­­lANI­NGAAAAAAN­GlAI PROJECTCONTACTS All ZONING ANALYSIS • of IN sf N 111 N 53 IMY IM0.5.ic% Attachment No. PC 4 - Project Plans �cI IN OFNE"PORI R.1NH INI ."I. Yt — ��.wwww�ww�w.w—AAAi REVISIONS PRECISE GRADING PLAN FOR 502 AND 504 WEST BALBOA BLVD. NEWPORT BEACH, CA 92661 ARBREV.,^ SHEEF INDEX DESCAPTLAN RE- 11 CIVIL ENGINEER: SUE ADDRESS c� y ARCHITEG, SURVEY w w A. BOILS ENGINEER LEGENO CUTFILLOUANTITIES 0 mvwmxxvx,E A— »_ ICA--oe..+�s.�Fwroe.ene 0 —P m.c�dw,nxr unman ne.us .".rssmnvx ,ACNCA C —C �, N-1-A"o,. O �. — c—Eoa»� x.,LL ... VICINITY MAP TITLE SHEET SHEET COMMUNITY DEVELOPMENT DEPARTMENT 502& 804 W. BALBOA BLVD. C-01 100 CIVIC CENTER DR. NEWPORT BEACH, CA 92661 01 OF 1 CITY OF NEWPORT BEACH, CA 92658 APN:0478-0]i-1 T,18 M I9_YOU0.50ic% Attachment No. PC 4 - Project Plans 7 __ = �g LU �'-4Ja I BAL BOA BOULEVARD I _ I s � ssnn�xm sca a REVISIONS sraw.vm n. SURVEY -FOR REFERENCE ONLY SHEET °.wp COMMUNITY DEVELOPMENT DEPARTMENT 5028504 W. BALBOA BLVD. C-OZ Y ��.�U/// 100 CIVIC CENTER DR. NEWPORTBEACH, CA 92661 P�0'=^` CITY OF NEWPORT BEACH, CA 92658 APN:047"71-17,18 02 OF 05" 1515 UTIVOU0.50ic% Attachment No. PC 4 - Project Plans FGENH - .-...,.E.�,. xao�.sEosw vnncv �__� morcmoinriuw mmwa - W. BALBOA BLVO - - — - _ GFAPNfC $CA(G r fi ^ REVISIONS w,rs we rxmm �`" 'NT jai ...... _ �_ DEPARTENT COMMUNITY DEVELOPMENTM 100 CIVIC CENTER DR. CITYOFNEWPORTBEACH, CA926M PRECISE GRADING PLAN SHEET C'03 050P OSe 5028504 W. BA' ABLVII NEWPORT BEACH. CA 92681 APN:0478-071-17,18 e.4.,a r.aml 50 I9_YOU0.50ic% Attachment No. PC 4 - Project Plans w BE ED uY] ES 9 IT =ROPosED uvE-wo6N 18, PAO=838 REVISIONS PRO916E0 UJE-WORK W=8.28 PM=031 n �eamiwom W. BALBOA BLVD ES 9 0BE tS PAP mEPwm 9� LEGEND, -- o ID .._. R © MMP -� DRY SEASON ^ W, fMAY SEPiEMBERI ELS ME BE 9 BMP NOTES WASTE NPNFGBIIEM ME MGTEId4L5 POLLMON CONIROL - BL XSED RSy�i v TAT T BAPPER AND TIN Up ED IS All EANALL BE MAI ENDOPMAiE PESTANI SEE W-5 SELLSGPExTa EITS TED 'ESELPIELAN, BE 1B .1 PPv,YPP sAI FA09DNCONINOLBHPs 1AL, I-E-BE III PRAPSAMBN ED PENTAMETER STILL AT AN PAT DEEI SMALL 11 SPIES' AND DISSIll COLLECTED 110 DISEASES BE AI WWO E0.0910NLONMID 5 0 E E€ F PN� 1 ��BONt� EROSION CONTROL PLAN s SHEET ^ COMMUNITY DEVELOPMENT DEPARTMENT SO2 8504 W. BALBOA BLVD. C-OC 100 CIVIC CENTER DR. NEWPORT BEACH. CA 92661 r CITY OF NEWPORT BEACH, CA 92658 AIDWMI'M71-17,18 06 OF OS ° 57 I9_YOU0.50ic% Attachment No. PC 4 - Project Plans wji Tra f �• ve w 'r�'A1."9S3l:s n — °ir gt„p-s oN'mw xx �I 1.M nuisnrt sRTpys �nnasrwnwt ratx F.y PRIVATE DRAINS e THROUGH CURB STDo-]W 3' DRAW TO CURB DETAIL to ANT . SCALE e •.•° clox °rvuy ADS A, �f5oiw'NT NARD vYul — moo« w o.RAN RID" DOWNSPOUT CONNECTION DETAILNI 73 SCALE (11 DISSNARANS IIo INFILTRATION TRENCH DETAIL e ■ YYRiOSI�� RAISED PLANTER DETAIL �\ A SECTION AA P .w a°i" a". wow Tn r;@'ten"v` GRAVEELBAGS �1 Tzµ pp oxu To aD ACCESSIBLE PARKING STALL �s1 mum 70 SR, .. sc„)euoeo NA P) Al 711-1W k �DISH.1 NADDRAPPID usiac Pm�1 ACC1. ESSIBLE PARKING SIGN D m kD 6EBTI061 o-D GRAVEL BAG CHECK DAM �1 �11R AI IS AN RETED-1 I' xxc vs oinNSTAR I. "oar. «nm, a,�"a waAN. AnuT2xox[m A. ".A A—,,R- TYPICAL BUILDING SLAB SECTION B �MMW`M DAMI "T H. SIR CAST `IIN-PLACE CONCRETE TRENCH DRAIN, AS, NOT USED ON THIS SHEET �\ { roT To :— . REVISIONS m DARD .�, "°`"� re.�a.l vn ' �pda _.... � COMMUNI 00CVICCENTER ORPARTMENT CITYOFNEWPORTBEACH, CA926M DETAILS SHEET C_OS e 060G OSe vsw u«e evrm .. a—. NEWPOR BEACH. OA 92661 APN:M7M71-17,18 w PA2018-232 Attachment No. PC 4 - Project Plans HARDSCA ELEDEND a GA8n6N 9T nnln aW 0 0 P Pw+d to Luw000 aemme Netlq olprvWeJrvurxmtio Pa^n 1 AIIP nefieiYndx,10 M 'germn N. nb86nntl VamJm. PryW P H dwrep gu 2 AlI Pl Marc NmfimO pl Q p " P3lmn weer lgnway,3unee C Pry v°Poe° J G'P1L�e v S� y ne tle ma ce pt58 dpee MEwd omege G. «am w wbcesuravg s vnry,W lay ml¢ vb.. "M"Ba la I[ ) gel.A onlwn 5alatl Bowl sad SavQvn vPb ee upmCAL_OSHAia(ey uWmregnNwO Wf^ima^m o(rwrt ILUvPw.urrmrMeiv requires pumirvena mmplyniA epFllnhle Wu Pebh esdtheesse F. A�IIUme¢ad enrolk l9'vrncl 1 OdrelpaPSea[LM1alrsia'w ss"tt" F "[ rrep� H. rwacages be VPrmoel B.Cmmm$[rrJ P.ti11v6MM Wood Lapnear H. 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Confirm Details to Provide UIL Accurate Bid Dale luu.mis onnealaia0 o Drawn 0, We 1st Level 2nd Level 3rd Level L-1 BGLE'1I0"=1'-0" Landscape Plan °f inn Na olwa 159 IMY IMO-5.ic% Attachment No. PC 4 - Project Plans Plant List: HedQeg S. Tl OWgusnum uobllls'SIV.' 2V a- G Bay laurel5landaN sbr_uea s;�e q9 Aeunlumuhlenm'Sabd Bowe lgal B Salad Bnwl Aeonlum (In Pats) OAgave 'Blue Glow' 2 gal. 20 Blue Glow Agave 4B BUMUS japouiea minophYlW'Geeen Beauty Glohe 19'GamHtt 14 Green B"oly Boxwood Globe O Laurusnoblbs'Mulo' ISaal, 2 Bay Laurel Caucus nobWs'Mulb' 15ga1, 4 Bay el F. PoIn OUlea euroWee'Montra' Wtlle 011ie O .H Olive 150, 10 scrub. sl:n giy G Plttospommlenu(ollum'LolF Rail' igaL 4 O Golr Bell FnhuF ®Rbamuus alarembs'lubtt Bdwards' Slated 15gal. 20 IGIian Bu[k[hom IM Contractor to Field Verify All Measurements and Confirm Details to Provide Accurate Bid Oale 042 20G) Re oni Be 16.200 ul--v vraxm uy wa Shoo T L-2 Planting Plan a 1 aub r+^ BBw MINI IMY IM0.5.ic% Attachment No. PC 4 - Project Plans Outdoor Shower Elevation hPtl - rwr�w�eaup 2 iWYGaM GA8n6N § 9T nnln P3lmn wan lrp�way,3unee comne tlel mar ca pt58 Convactor to Field Verify All Measurements and Confirm Details to Provide Accurate Bid Dale (au.sir to- o- ff� Drawn 6y We sh-I L-3 Hlevations °f aahn^ oiwG 61 I9_YOMO-50ic% Attachment No. PC 4 - Project Plans LIGHTING LEGEND ® BeguUeapllgFrs Mam Broi¢e I3v LBO 38 ® 8 YYp11gFn Matre9eonae 12v L8U Io ® GpLIgF6 Maveeeonss 12v LM 8 Lighting Plan GAR0ER V 9T .10 nmm� wen ngnwaysunee 0 o ne aei mar rs vzszs .� �ZU Covvactor to Field Verily All Mcasurcmen[s and Confirm Details to Provide Accurate Bid oam "ZAIr uwao DI.—ey ws ON I9_YOU0.50ic% Attachment No. PC 4 - Project Plans SITE PLAN .: 4_ �. W ., a11, - 7111 .gig fl 9 19 `a "�- (ol SITE PLAN DIAGRAM IM IMY IMO-5.ic% Attachment No. PC 4 - Project Plans 8- 8- 1st FLOOR PLAN O 04 PA2018-232 Attachment No. PC 4 - Project Plans ROOF (MAX. BUILDING HEIGHT) LJ 05 IMY IM0.5.ic% Attachment No. PC 4 - Project Plans a' 3 3 _ 11-11�r1 ® ® u u u u- � I I rd .,:./pia /T 502 BALBOA EAST ELEVATION n 502 / 504 REAR ELEVATION (NORTH) E� F v ------------------------_-_-_______ 502/504 FRONT ELEVATION 00 PA2018-232 Attachment No. PC 4 - Project Plans a ..- ---- -- - ---- T 502 BUILDING SECTION n 502/504 BUILDING SECTION 502 BUILDING SECTION � 502/504 BUILDING SECTION 6:7 IMY IMO-5.ic% Attachment No. PC 4 - Project Plans BUS STOP- ppM -i w Planning Commission - August 8, 2019 Item No. 4a Additional Materials Received Sagemodern Live -Work Development (PA2018-232) From: Jim Mosher <jimmosher@yahoo.com> Sent: Wednesday, August 07, 2019 4:59 PM To: Planning Commissioners Cc: Crager, Chelsea Subject: Comment on PC agenda Item 4 (8/8/2019) Attachments: 2019Aug08_PC_Agendaltem_4_Com ments_J imMosher.pdf Please find attached a comment on the Sagemodern Live -Work Development proposal (PA2018-232). Yours sincerely, Jim Mosher Planning Commission - August 8, 2019 Item No. 4a Additional Materials Received Sagemodern Live -Work Development (PA2018-232) August 8, 2019, Planning Commission Item 4 Comments These comments on a Newport Beach Planning Commission agenda item are submitted by: Jim Mosher ( iimmosher(o),vahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229). Item No. 4. SAGEMODERN LIVE -WORK DEVELOPMENT (PA2018-232) Since the dimensions of these two lots are essentially the same as those of six other identically - zoned lots on the same block, the purported inability, on these (and, likely on others elsewhere), to construct the Zoning Code mandated type of development in compliance with the Code is not unique. So if this is indeed the development the City wants, this seems like a classic situation in which the proper remedy is to suggest modifications to the Code rather than granting variances from it. Only then can the public be assured rules will be applied in a uniform way based on a coherent vision of what is intended. As to what is intended here, the history of these lots seems important. In the 2006 General Plan Update, the City attempted to reclassify them to RT ("Two -unit Residential") — see page 15 of Council Resolution No. 2006-77. It then proposed the same modification to the Coastal Land Use Plan, changing them from CR ("Commercial Residential") to RT-E ("Residential -Two Family" with a density of 30.0 — 39.9 DU/AC). The Coastal Commission rejected this proposal, with the following explanation, found on page 77 of their 117 page amended staff report for Item 18d on February 5, 2009 ("Thl8d-2-2009.pdf' -- see also the summary table on page 56, where the recommended change to MU-V is suggested modification 8): "Balboa Peninsula (Map #3 - Exhibit 6) Map 3, Site 2 (500-514 Balboa Blvd. West): The subject site, approximately 0.3 acres in size, is presently designated for mixed commercial and residential use (CR). This existing designation allows for commercial uses on the ground floor and residential on the upper floor. The City proposes to change the land use designation to residential (commercial prohibited). The subject site is developed with anew market (presently under construction), a restaurant, hair salon, barber shop, Laundromat, and coffee shop. The proposed designation would render all existing commercial uses to be non -conforming. The commercial uses would ultimately be replaced with lower priority residential uses. The subject site provides supporting commercial services for visitors to the popular beaches to the south, as well as for visitors to the bay consistent with Section 30223 which requires reservation of upland areas necessary to support coastal recreational uses. Elimination of this small commercial node would eliminate all commercial development that supports beach visitors over a 14 block stretch (more than 1 mile) of the Balboa Peninsula." Planning Commission - August 8, 2019 Item No. 4a Additional Materials Received Sagemodern Live -Work Development (PA2018-232) August 8, 2019, PC agenda Item 4 comments - Jim Mosher Page 2 of 2 The City Council accepted the change to MU-V for the eight lots as Item 24 at its July 14, 2009, meeting, and made corresponding changes to the General Plan as Item 23 on September 14, 2010. The present proposal does not seem consistent with this shared vision of the City and the Coastal Commission to retain these eight lots as a commercial node serving beach visitors. On the contrary, based on both the renderings and the plans these appear to be designed as residential units with a small ground floor office space screened from the public by an indoor garden. They do not appear to be envisioned as providing an independently usable retail space to serve beach visitors. Instead, they seem very similar to the kind of development the Coastal Commission said they did not want to see in this block. This incompatibility with our Coastal Land Use Plan, and the logic behind it, is underscored by Table 21.22-1 in the Implementation Plan (also accepted by the City). While it indicates Live - Work Units may be an allowed use in the MU-V coastal zoning district, that is qualified by a footnote 6 stating "Priority shall be given to visitor -serving and recreational uses on the Balboa Peninsula." Finally, with regard to the references in the present staff report and resolution to the `Balboa Village Parking Management Overlay District," the Planning Commissioners may recall they heard a component of that as Item 3 at their February 21, 2019, meeting. It should be noted that it has not yet been approved by the Coastal Commission. Planning Commission - August 8, 2019 Item No. 4b Additional Materials Presented At Meeting Sagemodern Live -Work Development (PA2018-232) Planning Commission Public Hearing August 8, 2019 Planning Commission - August 8, 2019 Item No. 4b Additional Materials Presented At Meeting Sagemodern Live -Work Development (PA2018-232) • Two live/work Units • Coastal Development Permit • Minor Site Development Review • Variance • Balboa Peninsula • 502 and 504 East Balboa Community Development Department- Planning Division 6 � r Community Development Department - Planning Division Community Development Department - Planning Division Site Photos Planning Commission - August 8, 2019 Item No. 4b Additional Materials Presented At Meeting Sagemodern Live -Work Development (PA2018-232) • Two live/work units • 4 parking spaces each • 31-feet tall, sloped roof to peak of • 21093 SF residential floor area each 735 SF nonresidential floor area each • 18-foot 4-inches nonresidential depth Community Development Department- Planning Division h commission - August 8, 2019 — It N4b Additional Materials Presented At Meeting ao. gemodern Live- f rk Development (PA2018-232) eEo ����� ( � �°F. r.1tApC85RE 9a1f tlFSf {{,,l wxw ACOiEAY1F 11 I 1 I .. � -�srwwcaYe ��`;�wlwalasrak � 1 1 Y�1.11�'Y 1 _ I 1 IYFYofMYi nFmfYlvA� I I � r G.AIIE 9#Q� �{,(GVillf �/Q dYY@�Mfr! MQ 1 i yv§�y IRM5 NEbTR%YI 0 � S �BOA 5 .�s..v N/ESTBLYD STBLVD } wumo..u-...v STSLVD WESTBLVD mowoaoon .....�7 ca+ouloriooa 1 corcnclrFsva¢ mYYulaKsrr.¢ ozortosasl Inacnon sr, �[AT6.UIIR.YIfB1.,. - -wIVwM1UP- Ned pMmd - pR111tliMMFP wrorertr uE 1� , Community Development Department - Planning Division ��� ll'11It„W.O If.I!-J1�{_jY .W_3 ,✓��i bra tw-1 Ll ie% SbJ9J6JbJ91iulbJ916J6Ji MMJN6r�M16J6JM1J,VWNOY6Y1 Item No. 4b Add1 tonal _ aterials Pr se Sagemomern Live-Wo k Develol�rnel "0 I i i I I I - . PCQ9[iel3Ll I VANP�63LJ= I 3v:nrvJn]wfur I gI�:FF0.�]W I Y.plpnRD w:FIAS(NO I I <OfcSCiEIu+L=f -�+'vfrzxwnv YANA�cSiCiE I els.�. Fawns I S ar-: Feavro I I IRASk I TI it I j' I �= I I _________J _ I �__L_—___—______—___a I �JCf�59L�1 j I j\'"ICC�aL'L=� ; I -- -- =- - —= --- ----- - - I i ao]u s I ti s:aFJ� I I I OFFIFP I +1 WFJ J—, y Yl In I I I q-ry I la m I 3[46iJiIG � 9b_SUtPrt T� " � C J'.T r I I ,�i..srKnwcFuti�✓c, I i Y+;S�N'�i'+raoors rxrv..�3uy� " ..L%Csse_iu_usawn; �L'� 1]'-1K tO-10 VJ'�^ S-11 VSt 9'-i fb-ID VJ' 6'-1 I August 8, 2019 ,n ed At Meefing it(PA2018-232) Community Development Department- Planning Division P► Planning Commission - August 8, 2019 Item No. 4b Additional Materials Presented At Meeting Sagemodern Live -Work Development (PA2018-232) B IJ u I u I ICI -- dl -- II IIII III; ` I I I IsII>�21 lo]I>A I I31a0.v1 S'.. IIIIIIIII IND rl If If e �I_I_I.1 rl ...._I L��: IIIIIIIII a _ ; : \: ��I:I.11J_��fI��I;�_III: IIIII IIIII 2O'l.C� I I ✓IIII F, I I I I I i lid IIIII IIIII IIII III \ \ ` l_la__ Ia_l. I I I I I II I I IIIIII I I -III :. µ ¢ a __� J_.-_:.____-.. -_:..=:_:�"l_il_._�_--,• 1 rn i t AI I It I � TTT I I� I.T I it ,l'-i-0 I II I, III I- I i III III ------- ------ SOF_Kro LYs]OCR+ r3,aa=3cazo'rz M1 �[CT]! ]O]R Y - ; 3410]�Y � w�volcKzosn mmxrl.: w�,ur, macmcen ro ov Uur�- \�r�_ Community Development Department- Planning Division Community Development Department- Planning Division 10 Community Development Department- Planning Division OIRN Project Renderings Planning Commission - August 8, 2019 Item No. 4b Additional Materials Presented At Meeting Sagemodern Live -Work Development (PA2018-232) Community Development Department - Planning Division 13 Project �► Renderings !°# 0-4 ,,9�� l r" `000,0�� ...........................................,_ Planning Commission - August 8, 2019 Item No. 4b Additional Mateels Presented At Meeting > Sagemodern Live -Work DW63pment (PA2018-232) ALLEY a%� W aw J Q a> tOJ� �O 0 J� � N 0 Z 0 Community Development Department- Planning Division 15 Planning Commission - August 8, 2019 Item No. 4b Additional Materials Presented At Meeting Sagemodern Live -Work Development (PA2018-232) • Conduct a public hearing • Find this project exempt from CEQA Pursuant to Section 15303 under Class 3 (New Construction of Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and • Adopt Resolution No. PC2019-023 approving Coastal Development Permit No. CD2o18-105, Minor Site Development Review No. SD2o18-oo6, and Variance No. VA2018-007 Community Development Department- Planning Division 16 Planning Commission - August 8, 2019 Item No. 4b Additional Materials Presented At Meeting Sagemodern Live -Work Development (PA2018-232) Questions.? Community Development Department- Planning Division 17 BALBOA WEST LIVE/WORK LOFTS 502 & 504 Balboa Boulevard West j 1 lip _ `I rig r i Ify� ii4n 1 t „ 1 �,. I I I 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I -11 I I R 11 I I 1 II R - � I sagemodern ED BE K V) I ) I I I I I I I ) I I I I I I I ! I I ! I 1 I r I ( I t ! I I I I I I I I I \ - - - R-R R�' _! _ Rd I _ _ R 1- _- I .R - - 1 R I� 1 R i - _! R 1- - J BAY AVENUE W ALLEY I I I I' I I I 1. I I I R_2 - - - -R.2 I MU-V (E) PUBLIC STREET PARKING, TYP. FCROSSWALK BALBOABOULEVARD (E) PUBLIC STREET PARKING, TYP. RM ]DANOMALY (E) ADJACENT PARKING STRUCTURE (DESIGNATED PARKING FOR BAY ISLAND RESIDENTS) UJ z w 0 z J rn PF (E) LOW WALL (E) ADJACENT I BUILDING I 1 (E)LOWWAI LL ��NW-VV - (E) CURS CUT (TO BE DEMOLISHED & REPLACED W/ SIDEWALKAND STREETPARKING) �CROSSWALK i - - - - - R-1 R-1 R-1 - - - R1 - - - R1 -- R1 R - -- R-' ----- - R-t R4 I I II — R-1 R-1 �i _-T- - - -T-_ -- T ---- _ -r - - - - -f— Planning Commission - August 8, 2019 Item No. 4c Additional Materials Presented At Meeting Sagemodern Live -Work Development (PA2018-232) I I L__j I I III ( — — — — — — — — — — — —I Planning Commission - August 8, 2019 Item No. 4c Additional Materials Presented At Meeting Sagemodern Live -Work Development (PA2018-232) sagemodern Planning Commission - August 8, 2019 Item No. 4c Additional Materials Presented At Meeting Sagemodern Live -Work Development (PA2018-232) T sagemodern Planning Commission - August 8, 2019 Item No. 4c Additional Materials Presented At Meeting Sagemodern Live -Work Development (PA2018-232) r 1 sagemodern Planning Commission - August 8, 2019 Item No. 4c Additional Materials Presented At Meeting Sagemodern Live -Work Development (PA2018-232) PEPL LED SIDEWALK BALBO BLVD ,, ADDED STREETMKING sagemodern Planning Commission - August 8, 2019 Item No. 4c Additional Materials Presented At Meeting Sagemodern Live -Work Development (PA2018-232) ------------------- W J ZJ) Q W �> N � N (E) PARKING STRUCTURE -------------- - - - - ----------e.._-,—_____________-__--_--_-----__.__________._____-__. 2 H z Z W J �:D Z Y d -------------------- w0 Y °Jza cr)MLU zQ Q 0 W Z V f M W 600 lZ O -------------------- ------- - - - -' — sagemodern u-n--- - - - -_- �v W� n W 00 W � N OW � n w0 Z � �Z �Z NO N Planning Commission - August 8, 2019 Item No. 4c Additional Materials Presented At Meeting Saaemodern Live -Work Development (PA2018-232) J sagemodern Planning Commission - August 8, 2019 Item No. 4c Additional Materials Presented At Meeting Sagemodern Live -Work Development (PA2018-232) sagemodern Planning Commission - August 8, 2019 Item No. 4c Additional Materials Presented At Meeting Sagemodern Live -Work Development (PA2018-232) GASMETER I—GASMETER I I I r I I I I r I I I I I I I I I I I I I e I —ELECMETER fLECMETER ACCESSIBLE AISLE! VANACCESSIBG STANDARD \ IF,r. STANDARD ACCESSIBLEALKWLE/I VANSTPAR I I ENTRVWALKWAV I ENTRYWALKWAV i GUEST PARKING I GUESTPARKING I r I GUEST PARKING ING GUESTPARKING I RASH j II II . TRASH II I I 2 sq ftT 1. 52 sq ft t - Ile I I I I I I I I I I II I I I I I I I I, II I I I I I I I I I I II I II II MECH ROOM MECH ROOM i h l I I I I I I_ ACCESSIBLE l ACCESSIBLE V / RESTROOM ! RESTROOM 1 I O- -- - { GARAGE O GARAGE 356 sgft 356 sgft CONFERENCE OFFICE ROOM STORAGE OFFICE 735 sgft *ea112• OFFICEB3 1735 s ft q LU _______________ r _ BIKESTORAGE - BIKESTORAGE INDOORGARDEN - INDOORGARDEN SIDEWALKPLANTER SIDEWALKPLAN ER sagemodern Planning Commission - August 8, 2019 Item No. 4c Additional Materials Presented At Meeting Sagemodern Live -Work Development (PA2018-232) -------------------------------------_-----_-_--------_----___- I I I 2ND LEVEL RESIDENTIAL 2ND LEVEL RESIDENTIAL 1,198 sgft I 1.198 sgft sagemodern Planning Commission - August 8, 2019 Item No. 4c Additional Materials Presented At Meeting Sagemodern Live -Work Development (PA2018-232) sagemodern ---------------------------------------------------------------------, I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 3RD LEVEL RESIDENTIAL I 3RD LEVEL RESIDENTIAL saasgn I Baasgft I I I I I MASTER BEDROOM CLOSET MASTER BATH I UNE OF ROOFABOVE - L------------ UPPER HALL OUTDOOR SHOWER RASED WOODDECK ROOFDECK 625 sg ft GASFIREPIT MASTER BEDROOM CLOSET MASTERBATH UPPER HALL DOWN iIs LINE OF ROOFABOVE 3------------- OUTDOOR SHOWER I oil RAISED WOODDECK ROOFDECK 621_ sg8 GASHREPIT —� Planning Commission - August 8, 2019 Item No. 4c Additional Materials Presented At Meeting Sagemodern Live -Work Development (PA2018-232) -------------------------------------_-----_-_--------_----___- sagemodern Planning Commission - August 8, 2019 Item No. 4c Additional Materials Presented At Meeting Sagemodern Live -Work Development (PA2018-232) 504 MAX HEIGHTOF SLOPED ROOF =+39'-10" 504 MAX HEIGHT OFTLAT ROOF =+34'-10" 504 3RD FLOOR=+28'-2 1/2" 504 2ND FLOOR=+18'-3 1/2" 504 GROUND FLOOR = +9'-3 1/2" 504 ESTABLISHED GRADE=+8'-10" sagemodern w wl w zi zl z J J J waWi K ' aa O O O a 0- a 502 MAX HEIGHT OF SLOPED ROOF=+407-0" _ _502 MAX HEIGHT OF FLAT ROOF =+35' 02 3RD FLOOR=+28'-2" 02 2ND FLOOR=+18'-3" ;ROUND FLOOR=+9'-3" 502 ESTABLISHED GRADE=+9'-0" Planning Commission - August 8, 2019 Item No. 4c Additional Materials Presented At Meeting Sagemodern Live -Work Development (PA2018-232) 502 MAX F SLOPED F 502 MAX F FLAT ROC 502 3RD F 502 2ND F 502 GROL 502 ESTAI GRADE sagemodern y� wW wW wW d w d w a w d w pz Uz Oz Uz aU aO aO aU of U o; U wnnr. e�o«nnnrni i e K U K U Planning Commission - August 8, 2019 Item No. 4c Additional Materials Presented At Meeting Sagemodern Live -Work Development (PA2018-232) wl z J o-I O K — — — — — — — — — — — — — o. — — — — — — — — — — — WOODSCREEN WALL Ie . , APPX. LOCATION OF r ADJACENT RETAIL 11I� l \ t ti. 1 I f—� — — — — _ — — — _ — -- I I I I I I I I I I I ES-2 ES-1 w z J o al O K a WOODSCREEN WALL I ES-2 wl z ai O a _ 504 MAX HEIGHT OF I SLOPED ROOF=+39r1010' 504 MAXHEIGHT OF FLAT ROOF=+34'-10" ES-2 EF ES-1 504 3RD FLOOR=+29-21/2" APPX. LOCATION OF ADJACENT RETAIL L_—L____—_—_ 504 2ND FLOOR=+18'-3 1/2" — — _ — _ — — — — — — _ _ _ 04 GROUND FLOOR 0. ESTABLISHED sagemodern